If you own or manage one or multiple facilities...
Commercial Building Inspection and Facility Condition Assessment (FCA) is a type of property
condition assessment of a single commercial facility or a group of owned or leased facilities often
in multiple locations around the country that may vary in terms of age, design and construction methods
The intent of Facility Condition Assessment is to determine current property condition, identify
immediate maintenance, repair and replacement requirements, and establish a 5 - 10 year schedule of
required maintenance, repairs, replacements and desirable upgrades, set priorities and estimate
costs over time.
A complete Facility Condition Assessment may also include Phase 1 Environmental Assessment or
Environmental Records Search and Risk Assessment, a form of environmental assessment that delivers
a minimum of information but usually at a much lower cost.
In end of lease situations Facility Condition Assessment may be used to establish that you are
leaving the facility in satisfactory condition. In this case a schedule of future required maintenance,
repairs, replacements and upgrades may be eliminated from the scope of work and if so the price of the
service would be discounted accordingly.
Commercial Facility Condition Assessment allows for effective budgeting and can maximize building
and equipment life cycle. Evaluation of facility costs over time is also invaluable when considering whether
to expand and/or re-purpose an existing facility, of if it would be more cost-effective to move to a new
This form is also used to establish building and systems conditiion at termination of lease and to
establish facts in landlord-tenant disputes.
Commercial Facility Condition Assessment includes inspection of all building structure, electrical,
mechanical, plumbing, heating, air conditioning, roofing, interior and exterior finishes, etc. It
includes estimates of necessary and recommended repairs plus a Capital Reserves Table of annual budget
amounts to cover required and recommended repairs, replacement, upgrades over the next 5 - 10 years of
ownership or lease, and these amounts are adjusted for inflation.
Your USA Due Diligence Services consultant works with you to understand your objectives and resources.
Your assessment is specific to your property class and whether you plan to maintain existing grade or
upgrade the property.
Cost of repairs, replacement and upgrades vary based on whether you have in-house skilled staff or
depend on outside contractors. Because your consultant has extensive experience in architecture,
engineering and new, renovation and restoration construction, and if you prefer to rely on in-house staff,
Consultant can often recommend alternative and innovative products and installation methods for excellent
results at the lowest possible cost.
The PCA Field Observer/PCA Reviewer is a Facility Condition Assessment professional with university
degrees in architecture and engineering and post-university training and regular continuing education
plus over 31 years experience in architecture, engineering, commercial building inspection and property
condition assessment and commercial facility condition assessment and environmental assessment.
Our clients are building and real estate owners, sellers, brokers, buyers, investors, developers,
property managers, municipalities, attorneys, HUD, FHA, SBA and banks and other lenders who regularly require
commercial facility condition assessment and environmental assessment prior to sale, purchase, lease,
financing and refinancing.
Note: we never use subcontractors or junior staff. All facets of your inspection and assessment are
completed by a principal of the firm who is directly responsible and accountable to you for every phase
of your project from order to report delivery, and you always have direct access to him by email and cell phone.
Phase 1 Environmental Assessment
It's never safe to assume a site has no financial risk. In the 1990s the South Carolina DHEC spent
$1.5 million on groundwater contamination in a Columbia residential subdivision.
Of all places, a residential neighborhood might be assumed to be free of environmental contamination,
but it's never safe to assume. In this case, it was determined that the source of the extensive
contamination and the resulting very expensive cleanup was due to as little as 3 gallons of Trichloroethylene
(solvent) poured down a basement floor drain.
There is substantially greater risk to properties in commercial and industrial areas. Even if a site
has never had an environmentally sensitive use or condition, contamination from a source of an adjoining site
or from a site up to 1/2 mile away can migrate underground to the subject property. Even if contamination
is cleaned up properly it's rarely possible to clean up every bit of it, and even a little solid or liquid in
soil or ground water can present an exponentially greater risk as vapor entering any building(s) on the site,
or make it impossible to build or expand on a portion or all of the site.
Clients and brokers often tell us (often based on what the seller told them) that the property is "clean"
with no potentially sources of environmental contamination. Since contamination can originate on or off site and migrate
to a subject property underground, there is always a risk.
Buying or leasing a commercial or industrial property without Phase 1 Environmental Assessment
opens the buyer to a number of risks including devastating financial liability.
USA Due Diligence Services offers a discount on Phase 1 Environmental Assessment when ordered together with Commercial
Property Condition Assessment. Both inspections are performed at the same time and both reports are delivered together.
You can always rely on a quality work product by a competent, university educated and post-university trained professional
with over 31 years experience and an excellent record of service.